NRIs and OCIs can buy residential and commercial property in Bangalore freely under FEMA, with no RBI permission and no limit on how many properties they hold. Agricultural land, farmhouses and plantations remain off limits, and every payment must move through an NRE or NRO account rather than cash.
An NRI pays exactly what a resident buyer pays, and the statutory charges are the same.
| Charge | Rate |
| Stamp duty, above ₹45 lakh | 5 per cent, with 10 per cent cess and a 2 or 3 per cent surcharge on the duty |
| Registration fee | 2 per cent of the property value, doubled from 1 per cent on 31 August 2025 |
| GST, under-construction homes | 5 per cent, or 1 per cent for affordable housing |
| Total statutory cost | About 7.6 per cent urban, 7.65 per cent in Gram Panchayat areas |
If you cannot travel for registration, a specific, time-bound power of attorney lets someone register on your behalf. It must be notarised and apostilled in your country of residence before it can be used in India.
Keep the powers narrow and the period short, naming the exact property and the exact acts permitted. A general power of attorney handed to a stranger is the most common way NRI purchases go wrong.
Long-term capital gains, on assets held more than two years, are taxed at 12.5 per cent. Indexation benefits for NRIs on property sales were removed with effect from 23 July 2024, so the older method of adjusting cost for inflation no longer applies.
Buyers must also deduct TDS when purchasing from an NRI, and the rate is high. Filing for a lower deduction certificate before the sale is what prevents a large sum sitting with the tax department while you wait for a refund.
Three shifts have made buying from abroad considerably safer than it was a decade ago.
Rental yields concentrate in the east, around Whitefield, Sarjapur Road and the Outer Ring Road, where IT employment and metro expansion support tenant demand. Long-term appreciation plays have moved north, towards Hebbal, Yelahanka, IVC Road and Devanahalli, driven by the airport and the business corridor around it.
For an NRI who travels often, the northern corridor has a practical advantage that rarely shows in a spreadsheet: Kempegowda International Airport is on that side of the city.
Prestige Parklane at Devanahalli is registered with Karnataka RERA as PRM/KA/RERA/1251/309/PR/150926/008941, with possession declared for 31 December 2030. Homes run from ₹56 lakh to ₹1.92 crore, the airport is 20 km away, and payments follow fixed calendar dates rather than construction stages.
For a buyer abroad, a time-linked plan is easier to manage than milestone calls, because every due date is known at booking.
Yes. NRIs and OCIs may buy residential and commercial property freely under FEMA, with no RBI permission and no cap on the number of properties.
Agricultural land, farmhouses and plantation property are prohibited.
Every payment must move through an NRE or NRO banking channel, since cash transactions are not permitted under FEMA.
Long-term capital gains are taxed at 12.5 per cent, and indexation benefits were removed from 23 July 2024.
Not if you issue a specific, time-bound power of attorney, notarised and apostilled in your country of residence.
The RERA registration, a 30-year encumbrance certificate reviewed by your own lawyer, the khata and sanctioned plan, and the occupancy certificate for ready homes.
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